Am I correct in assuming that the fact that my solicitor in Stoke Bishop is not identified on my lender's solicitor panel that there is a problem with the quality of his work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Stoke Bishop conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Would the conveyancing practitioners listed on your site perform right to buy conveyancing in Stoke Bishop?

We have identified a variety of conveyancing practitioners carrying out right to buy transactions You should contact the solicitors listed to secure a costs calculation.

The estate agent has sent us the confirmation of our purchase of a new build flat in Stoke Bishop. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Stoke Bishop

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

We're new on the property ladder - agreed a price, but the property agent told us that the seller will only proceed if we instruct the agent's preferred lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Stoke Bishop

We suspect that the seller is not behind this ultimatum. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and explain that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to use your own,trusted Stoke Bishop conveyancing solicitors - not the ones that will give the estate agent a introducer fee or hit his conveyancing thresholds set by corporate headquarters.

I am in need of some leasehold conveyancing in Stoke Bishop. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and most are in Stoke Bishop - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a basement flat in Stoke Bishop, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Stoke Bishop with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2093

With only 68 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.